Illustrative Masterplan

The illustrative masterplan brings together the vision and principles for development the key structuring elements and development concepts to create an integrated urban and landscape design framework for the AGLC land as a whole, taking account of emerging proposals for land to the south. The masterplan is organised around a coherent and well-defined urban and landscape structure comprising centres, gateways and high quality neighbourhoods, interwoven with a connected network of green spaces.
Illustrative masterplan

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Key
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Existing housing Existing lake Existing woodland Existing recreational spaces Sheerlands Brook Scheduled Monuments Grade II Listed Buildings Retained buildings Village centre Neighbourhood centre Primary school Secondary school Vehicular access to secondary school Formal Childrens Play Area Foodstore Community centre Allotments/orchards Elderly care accommodation New access from A327 Avenue (Nine Mile Ride extension) Industrial/Employment SANGs Higher-density housing Medium-density housing Lower-density housing

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Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013

land use parameters

This parameter plan illustrates the location and quantity of land proposed for the mix of uses to be provided.
Land use parameters

Key
Proposed and existing primary routes Indicative route of proposed extension to Nine Mile Ride Existing development Watercourses and waterbodies Residential Public open space Primary school Secondary school Mixed-use district centre Mixed-use neighbourhood centre Elderly care Foodstore car park Market square Existing buildings to be retained

Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013

access & movement

1. Mixed-use street and village square

market square

Retail/Commercial on ground floor 2-3 storeys apartments/offices above Parking and access to rear

Footpath

Parking bays defined by trees/bollards

Carriageway (Shared surface between plot frontages)

Parking bays

Footpath

district centre street

Retail/Commercial on ground floor 2-3 storeys apt./offices above Parking and access to rear

Footpath

Loading bays

Carriageway (Shared surface between plot frontages)

Loading bays

Footpath

Retail/Commercial on ground floor 2-3 storeys apartments/offices above

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District Centre - Village Square

2. Princess Marina Avenue

CYCLEWAY

aVENUE c

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Footpath 2-3 storeys accommodation for senior citizens Parking off local access streets Two-way Set Footpath cyclepath back varies Swale Carriageway Grass verge with parking

Existing primary routes Mixed-use street Avenue Local street Neighbourhood street Home-zone street/mews Lane

Avenue with Swale - North

2-3 storey homes

Bridleways Cycleways/footpaths

Parking off local access streets

Front Footpath Two-way cyclepath garden

Grass verge with parking

Carriageway

Footpath Front Grass verge garden with parking

Avenue - South

3. Neighbourhood and local streets

4. Home-Zone streets and private drives

LOCAL STREET d
Parking/ planting on alternate sides of street

OPEN SPACE

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Tree planting in front garden

Generally 2-3 storey homes Parking to side or on-street

Front Parking/ garden Footpath planting

Carriageway (reduced to 4.8m when serving less than 50 homes)

Front Footpath garden

Generally 2-3 storey homes Parking to side or on-street

Mainly 2-2.5 storey homes Parking to side or on-street

Front garden

Private drive

Front garden

2-2.5 storey homes Parking to side or on-street

Local Street
LOCAL STREET

Private Drive - serving up to 6 dewllings

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2-3 storey homes Parking to side or on-street Front Grass verge Footpath garden with parking Carriageway Verge Swale Front Footpath garden 2-3 storey homes Parking to side or on-street

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Generally 2-2.5 storey homes Parking to side Front garden

Low level bollard lighting Possible swale or attenuation pond

Foot- Private drive path Verge

Local Street with Swale

Private Drive: Interface with open space (serving up to 6 dwellings)

5. Bridleways

1.0m clearance

clearance clearance clearance 1.0m (min)

cycle track/footpath 2.0m (min) 3.0m (preferred)

0.5m clearance

0.5m clearance

cycle track footpath

verge 1.0m

bridleway

1.0m clearance

existing ground level

shared cycle track/footpath with adjoining bridleway shared cycle track/footpath with separate bridleway

Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013

b
DR ATE PRIV IVE

District Centre - Mixed-use street

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character areas
Six character areas are proposed. They are: The village centre; Hazebrouck (incorporating the neighbourhood centre); Biggs Ride; Princess Marina Drive; Rowcroft; and Sheerlands Gate.
Hazebrouck
Key to character areas

Each of these character areas will correspond to a new neighbourhood with its own distinct character and identity, and, in turn, to the existing landscape character areas identified in the Landscape, Open Space and Recreation Strategy which accompanies the planning application.
Princess Marina Drive

Biggs Ride

Village centre Sheerlands Gate

Rowcroft

The village Centre

Vision
The village centre will be the hub of commercial, social, employment, and cultural activities for the existing and new communities. It will be a vibrant, bustling place with a scale and character reminiscent of the centres of traditional small market towns and villages.

(clockwise from right): Farmers market; Market Square activities; Village Square and Village Green (indicative aerial view from south west)

hazebrouck
Vision
This character area is named after its current use by the military as Hazebrouck Barracks. The vision for Hazebrouck is of a compact and permeable network of pedestrian-friendly streets and open spaces. The existing axial arrangement of north-south and east-west roads will be incorporated and extended to create a grid of streets and squares enclosed by two and three storey homes, reflecting its former miliitary use. The orthogonal arrangement of streets will facilitate retention of existing trees on these alignments as well as maximising the potential for south-facing roofs to avail of solar gain.

Left: Hazebrouck character area - safe and convenient play spaces overlooked by homes Right: Pauls Malt, Wallingford

Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013

character areas

Biggs ride
Vision
Biggs Ride is conceived as a low-density (up to 25 net dwellings per hectare) neighbourhood of detached and semi-detached homes on relatively large plots with relatively large front gardens. It is named after Biggs Lane, which passes through the area. The organic-seeming arrangement of homes and streets in this character area reflects its location surrounded by proposed informal open spaces to the east (including Suitable Alternative Natural Greenspace [SANG]) and the existing lake and brook corridor to the west and south-west respectively.

princess marina drive

Vision
The leafy and spacious character of the existing section of Princess Marina Drive will be retained and enhanced. Its existing avenue-like character will be further improved by new tree planting and pedestrian and cycle improvements, including a new two-way cyclepath. The character of the avenue itself is explained and illustrated in more detail in the following section.

Above: Biggs Ride Character Area - high quality public realm and green space Right: Lake and open space at Broughton and Atterbury

Above: Sheltered housing overlooking the avenue Right: Example of a leafy residential avenue

Sheerlands Gate
Vision
Sheerlands Gate is the gateway to the new Arborfield from the west. Named after the nearby Sheerlands Road, which marks the eastern edge of the character area, it is conceived as an informal avenue set in a generous green corridor, and overlooked from higher ground by generously proportioned new homes. Westwood has also been suggested, after the nearby Grade II Listed Westwood Farmstead. The avenue will follow the north side of the existing brook before crossing to the south side of the brook and leading to the heart of the village.

Rowcroft
Vision
This area is named after the military barracks which currently occupy the area. It extends from the village centre eastwards along the existing alignment of Nuffield Road, and in a southerly direction along the alignment of Princess Marina Drive. Rowcroft is evisaged as a medium-density neighbourhood arranged around a semi-formal grid of quiet residential streets and spaces radiating from the east west axis of Nuffield Road. This reflects its former military character and uses as well as the need to create walkable neighbourhood catchments with sufficient residential densities to support the district centre.
Above: Rowcroft Character Area - high quality public realm and green space Right: Homes overlooking shared open space, St Pauls Malt

Above: Sheerlands Gate character area - high quality homes overlooking the brook Right: Homes overlooking high quality landscaping, Watercolour, Surrey

Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013

landscape design
The Playing Fields
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Additional tree planting to reinforce the parkland character Existing tree planting retained for its ecological value and its contribution to the character of the space Sports pitches Existing tennis courts retained Community orchard. Neighbourhood Equipped Play Area (NEAP) with skate park Footpath and cycleways provide connections with the landscape to the north and south and contribute to the green links across the site

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AMEC
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Sheerlands Brook Illustrative Landscape Plan

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Horse Infirmary Stables Surface water attenuation areas. These wifll be localised depressions in the landscape which will retain excess water during flood events Existing trees will be supplemented with additional planting to reflect the wooded coombes (streams) that are characteristic of the surrounding landscape. Compensatory flood storage area. The local topography will be regraded to retain excess water when needed. This area will be planted with species which can be occasionally inundated with water.

Neighbourhood Equipped Area of Play (NEAP) with multi-use games area (MUGA) Bridging points across the surface water attenuation areas will be needed in places Footpaths connecting to the Rowcroft SANG will contribute to the wider greenspace network across the site

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Playing fields Sheerlands Brook Park Allotments Community orchard Rowcroft SANG West Court SANG

Rowcroft illustrative plan

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Additional tree and shrub planting proposed to screen views of, and nosie from the adjacent proposed built form Existing woodland retained. Waymarked footpaths through the woodland provided to create a diversity of routes and experiences Paved paths providing access for all will be provided along certain key routes. A bridleway connecting the north eastern and south western corners of the site will be provided Mown paths provided in addition to the section of paved paths Car parking including 2 disabled spaces A small service yard for use by those undertaking landscape maintenance activities Connection to other footpaths and bridleways across the site

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Rural Edge

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West Court SANG illustrative plan

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Existing avenue of oak trees retained Existing trees along the driveway access retained Additional tree planting to provide screening of views out to adjacent existing and proposed development Proposed pond Access for all path Mown paths

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Ongoing bridleway connection

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1. Childrens play 2. Using the water for play purposes 3. Swales act as a rain water attenuation feature 4. Existing Woodland retained 5. Wetland meadow, open grassland & woodland creates a mosaic landscape 6. Community Orchard 7. Boardwalks and bridge crossings for pedestrians, cyclists and horse riders 8. Swale

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Ongoing bridleway connection

Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013

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Phasing & implementation

Proposed and existing primary routes Indicative route of proposed extension to Nine Mile Ride Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Mixed-use centres Schools Existing development

phasing strategy
The phasing diagram indicates the Consortiums approach to the sequencing of development. This reflects commercial, planning and infrastructure delivery considerations. The table below sets out the number of dwellings to be delivered over the development period: Phase 1a 1b1 22 3 4 5 total
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Next steps
Appointment of a development partner The MoD will formally announce the appointment of its new development partner late in April 2013. The company will work closely with Defence Infrastructure Organisation (DIO) and the other landowners as a member of AGLC, to ensure a seamless approach to consultation with the local community and delivery of the development. This will be a long term partnership with all stakeholders through to completion of the scheme in around 2028. The next opportunity for engagement Following this event, and in line with normal planning application procedures, the Council will consult with the local community and other stakeholders about the planning application. AGLC welcomes the opportunity to discuss its proposals further through the Community Forum and other appropriate community groups. In parallel, AGLC is also considering its plan for long-term engagement with the local community over matters such as design of the proposed community facilities. Further details will be announced once the processing of the application has progressed sufficiently to avoid unnecessary confusion.

The Planning Application Programme (April - November 2013)

April - Planning Application submitted and validated - AGLC planning application exhibition

No. of Dwellings 337 323 4723 436 143 289 2000

No. of affordable units at 35% policy compliant 118 113 165 153 50 101 700

Phased Delivery Periods4 2015 - 2017 2017 - 2019 2018 - 2022 2022 - 2025 2025 - 2026 2026 - 2028

April / May - WBC undertakes community consultation and consults with key stakeholders

Phase 1c relates to the Northern (Rowcroft) SANG only 2 Phase 2 includes the Southern (West Court) SANG 3 This figure excludes the proposed 60-bed elderly care home 4 Assumes an average of 150 dwellings delivered per year

June / July - WBC and AGLC review responses and undertake technical assessments

Process leading up to a start on site in 2014/15

October / november 2013

Planning permission granted subject to legal agreement

2014 Disposal strategy drawn up.

Marketing plots and disposal commences Reserved matters application(s) submitted for first phases of development and approved (1a, 1b and 1c) Detailed infrastructure planning and implementation of preliminary enabling works Pre-commencement conditions satisfied 2015 Start on site with phases 1(a) and 1(c) leading to delivery of new housing, Rowcroft SANGs and foodstore Plot marketing and disposal ongoing Reserved matter application(s) for phase 2 to be submitted Other phases to follow on sequential basis 2028 Development completed

July / August - Dialogue over revisions to planning application. Local community kept informed of progress

September / October - WBC Planning Committee to determine the application in principle

October/ November - Subject to a favourable decision from WBC, the planning application legal agreement signed and planning permission granted

Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013